In short: we carry out HMO conversions, refurbishments, fire safety and licence works across Orkney Islands, working to the HMO rules for Scotland. Orkney Islands is also the name of the local council, which licenses HMOs here.
- Nation
- Scotland
- Region for pricing
- Scotland
- Postcode areas
- KW
- Towns on our list
- Covered from nearby bases
What HMO rules apply in Orkney Islands?
- Every HMO needs a council licence: 3 or more people not from one or two families, sharing a toilet, washing or cooking facilities.
- Licences last up to 3 years; physical standards are set by councils under the 2012 statutory guidance.
- No C4 use class: up to 5 residents can fall within Class 9 (houses), and HMO planning policy is set by each council.
- Interlinked smoke and heat alarms under the tolerable standard; EICR before the first let and at least every 5 years.
- Awaab’s Law applies to most private tenancies from 6 October 2026, with set timescales for damp and mould.
HMO services in Orkney Islands
HMO conversions
- House to HMO conversion in Orkney Islands
- Small HMO conversions (3–6 sharers) in Orkney Islands
- Large HMO conversions (7+ sharers) in Orkney Islands
- Commercial and above-shop to HMO in Orkney Islands
HMO refurbishment
- Full HMO refurbishment in Orkney Islands
- Void and between-tenancy refurbs in Orkney Islands
- Bedroom upgrades and room refits in Orkney Islands
- Student HMO refurbishment in Orkney Islands
- Professional and co-living HMO refurbs in Orkney Islands
Kitchens and bathrooms
- Ensuite installation in Orkney Islands
- Communal kitchen refits in Orkney Islands
- Shared bathroom and shower room refits in Orkney Islands
Fire safety works
- HMO fire safety upgrades in Orkney Islands
- Fire alarm and detection systems in Orkney Islands
- Fire doors in Orkney Islands
- Escape routes, emergency lighting and fire stopping in Orkney Islands
Licence and compliance works
- Licence condition and schedule-of-works in Orkney Islands
- Rewires and EICR remedials in Orkney Islands
- Sound insulation in Orkney Islands
- EPC and energy upgrades in Orkney Islands
- Damp, mould and HHSRS repairs in Orkney Islands
Extra rooms and layouts
- Loft conversions for extra rooms in Orkney Islands
- Extensions for extra rooms in Orkney Islands
- Layout changes and room reconfiguration in Orkney Islands
Guide prices in Orkney Islands
| Item | UK typical | Local guide | Per |
|---|---|---|---|
| Conversion works per letting room (walls, linings, electrics, decoration; excludes kitchens, bathrooms and fire systems; our estimate) | £3,500 – £6,500 | £3,300 – £6,200 | letting room |
| Full refurbishment per letting room, with a share of communal areas (excludes kitchens, bathrooms and fire systems; our estimate) | £4,000 – £9,000 | £3,800 – £8,550 | letting room |
| Ensuite shower room added to a bedroom | £4,000 – £10,000 | £3,800 – £9,500 | ensuite |
| Communal HMO kitchen with extra cooking and sink capacity (our estimate from domestic ranges) | £8,000 – £18,000 | £7,600 – £17,100 | kitchen |
| Interlinked mains alarm system (Grade D type), small HMO (our estimate from installer guides) | £800 – £2,000 | £760 – £1,900 | house |
| FD30S fire door leaf into an existing frame, with seals, closer and hinges, fitted | £300 – £600 | £280 – £570 | door |
Questions
Do you carry out HMO works in Orkney Islands?
Yes. We cover the whole of Orkney Islands.
Who licenses HMOs in Orkney Islands?
Orkney Islands council licenses HMOs in its area. Every HMO in Scotland needs a licence.
Is HMO work more expensive in Orkney Islands?
Our guide prices for Orkney Islands use the Scotland adjustment of -5% against the UK average. Your fixed price follows a site visit.